89.286
Yukarı Bahçelievler, Bahçelievler/İstanbul
Momentum · yeterli veri yok
Yukarı Bahçelievler is a residential neighbourhood in the Bahçelievler district of Istanbul, characterized by a median listing price of 89,286 TL/m² for apartments, which aligns closely with the district-wide median of 90,000 TL/m². The market is dominated by mid-to-large family units, particularly 3+1 layouts, with a notable presence of duplexes priced at a premium.
Veri güveniyüksek90 ilanDeprem bölgesi1 · PGA 0.47gil bazlı
9.100.000
Median price ₺
for saleThe location's thesis.
Yukarı Bahçelievler is a stable, family-centric residential area in Istanbul that offers value-aligned pricing relative to its district, making it suitable for buyers seeking space-efficient family homes (3+1/duplex) or affordable entry-level units (1+1) in a non-speculative, cash-resilient market.
- High national mortgage interest rates (42.04%) significantly reduce credit accessibility, potentially limiting the buyer pool to cash purchasers and slowing transaction velocity.
- The neighbourhood is located in Istanbul, which falls under Earthquake Risk Zone 1 with a high peak ground acceleration (PGA) of 0.47g, necessitating rigorous structural assessment of any property, particularly older stock.
- The 'view' attribute does not command a price premium (trading at -12% to median), suggesting that aesthetic features may not translate to resale value in this specific inventory mix.
Housing, land, commercial and building — by type.
89.286
Konut
₺/m² · 90 listings · high confidence80.000
İşyeri
₺/m² · 1 listings · low confidence₺/m² by property type.
87.254
Daire
₺/m² · 70 listings93.617
Dubleks
₺/m² · 19 listingsThe median price of 89,286 TL/m² indicates that Yukarı Bahçelievler is priced in line with the broader Bahçelievler district average (90,000 TL/m²), suggesting it is a standard-value area rather than a premium outlier. The sub-type spread reveals a clear hierarchy: duplexes command a premium (93,617 TL/m²) over standard apartments (87,254 TL/m²), while unit-level data shows that smaller units (1+1) carry a significantly higher per-square-meter cost (119,792 TL/m²) compared to larger family units (3+1 at 68,807 TL/m²). This inverse relationship suggests that smaller, more affordable entry-level units are priced for liquidity, while larger units offer better value per square meter for families. The 'şerefiye' (key money/premium) analysis shows that even 'view' properties trade at a discount (-12%) to the general median, implying that view is not a primary price driver in this specific inventory, or that the 'view' listings are larger/less efficient units dragging the average down.
₺/m² by property type and layout
Daire68 listings
1+19 listings
119.792₺/m²
2+123 listings
100.000₺/m²
3+136 listings
68.807₺/m²
Dubleks16 listings
3+15 listings
93.750₺/m²
4+111 listings
87.188₺/m²
Bar: p25 — median — p75. Wide range within a type+layout = view/floor/aspect premium.
Price dispersion
68.95589.580105.602
Dispersion: Medium · (p75−p25) / medyan = 0.41
Premium drivers · vs overall median
78.770
Manzaralı
4 listings · −%12 vs medianHow each feature shifts ₺/m² vs the overall median; from sea/view/pool and in-complex info in listing titles.
Complexes, new-builds and mix in the area
%2
In a complex
2 / 90 listings4
New / under construction
4 yeni · 0 proje90
Housing listings for sale
kamuya açık ilan verisi — mahalle (satılık konut)Layout mix
3+141 listings · 71.429 ₺/m²
%47
2+125 listings · 100.000 ₺/m²
%28
4+113 listings · 87.188 ₺/m²
%15
1+19 listings · 119.792 ₺/m²
%10
Building age
0 (yeni/proje)4 listings
%80
6-101 listings
%20
Surroundings & transit.
The neighbourhood’s housing stock, heavily skewed towards 3+1 and 4+1 units, implies a lifestyle oriented towards families and long-term residents rather than transient singles or short-term investors. The low percentage of site-inside (gated community) listings (2%) suggests a more integrated, possibly older or mid-density urban fabric where community life is defined by the street and district amenities rather than private complex facilities. The prevalence of duplexes indicates a preference for vertical living within a single structure, appealing to those seeking more space without the maintenance of a standalone villa.
89.286
2026-08-17
89.286
2026-08-24
89.286
2026-09-01
Investment assessment
This neighbourhood offers a balanced investment profile for long-term family rentals or value-oriented purchases, given its price parity with the district median and high concentration of 3+1 units (41% of listings). The wide price dispersion (p25–p75: 68,955–105,602 TL/m²) suggests upside potential for well-selected duplexes or smaller, high-yield 1+1 units, while the dominance of existing stock (only 4 new/project listings) limits immediate supply-side pressure. The high national mortgage rate (42.04%) currently constrains credit-driven demand, favouring cash buyers or those with existing capital, but the stable price history (flat median over the observed week) indicates a resilient, non-volatile market. Investors should focus on the efficiency of duplex layouts or the liquidity of smaller units, keeping in mind that the market is currently driven by affordability and family needs rather than speculative premium features.
Not a hard forecast; inference from observed trend + macro context. Not investment advice.
If you'd bought this a year ago
Konut
Sample (anonymised) listing: 2+1 · 75 m² · current price 9.100.000 ₺. Estimated price a year ago ~7.446.458 ₺ (regional property index).
starting capital
Gram altın10.815.092 ₺ +%45
Bu konut9.100.000 ₺ +%22
ABD doları8.723.036 ₺ +%17
Bitcoin6.184.940 ₺ −%17
Taşınmaz: TCMB konut endeksi (İstanbul)
Each row: what the same capital (the property's estimated price a year ago) would be worth today in that asset — all prices real; past returns don't guarantee the future. USD: TCMB; Altın: spot (PAXG, gram); BTC: CoinGecko
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This analysis relies on regional listing data (satılık konut), OSM-derived neighbourhood boundaries, and macroeconomic indicators from TCMB. It does not include property-specific structural inspections, zoning verification (KEOS), or real-time market sentiment beyond the provided listing statistics. Macro factors such as interest rates and inflation are included as context but are not predictive of individual asset performance.